AGENDA MEETING OF THE HIGHWOOD PLANNING AND ZONING COMMISSION Wednesday, June 8, 2016 6:30 p.m. Meeting Meeting will be held at Highwood City Hall 17 Highwood Avenue - Highwood, Illinois I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES i. February 24, 2016 IV. SCHEDULED BUSINESS i. 440 Green Bay Road – Planned Unit Development ii. 546 Green Bay Road – Planned Unit Development V. ADJOURNMENT City of Highwood Minutes of the Planning and Zoning Commission February 24, 2016 The Meeting was called to order by Chairman Ferguson Mills at 6:30 pm. Committee members Roman Beluch, Peter Biagi, Anthony Bilotti, Frank Campareale, Sonja Feddermann, Chris Meyer and Ferguson Mills were also present. Paul Fabbri and Paul Martinez was absent. Also present was City Manager Scott Coren. Approval of Minutes Commissioner Feddermann made a motion to approve the minutes of the November 11, 2016 meeting with a second from Roman Beluch. The vote was 7-0 in favor. 502 Sheridan Road The Public Hearing was opened at 6:32 PM. Tang Wong, the petitioner, explained the business of Vape312, a shop that sells electronic cigarettes and e-liquids. The main purpose is to allow smokers to switch or quit. He said they currently have 10,000 customers and many of those customers are from this area with limited competition in this area. The petitioner said they would bring many customers and revenue to Highwood. Roman Beluch mentioned that these types of uses do not typically bring in a significant amount of revenue to the community. Sonja Feddermann asked if this space was the normal size of one of their stores, as it was very large. The petitioner answered that this would be their headquarters as well as store, and there would be inventory and offices in back. Peter Biaggi asked about the cost of the products, and the petitioner said the average sale was between $40 - $50. Chairman Mills asked if there would be a ventilation system in the building. The petitioner said the vape dissipates quickly and that only ceiling fans were needed, with nothing required. The petitioner said they have a license in Chicago to smoke indoors. This is the only place with those requirements. There are no other requirements in Highwood, which has not evaluated different standards for allowing Vape shops. Roman Beluch asked if having two vape shops in the community was too extensive and if both shops could survive. The petitioner said this is not a very competitive environment and many of these types of businesses work together. Peter Biaggi asked about the number of parking spots necessary. The petitioner said the majority of customers were finished with their purchases in fifteen minutes. He said parking was often sufficient in the time they were busy, often during the day. Roman Beluch made a motion to close the public hearing, Sonja Feddermann seconded. The public hearing was closed. The Chairman asked for comments from the public, but none were present. Commissioner Beluch made a motion to approve the special use; Commissioner Biagi seconded the motion. The motion passed 7-0. Commissioner Feddermann made a motion to approve the parking variance; Commissioner Meyers seconded the motion. The motion passed 7-0. Adjournment There being no further business Commissioner Meyer made a motion to adjourn, with a second by Feddermann. The motion carried at 7:11 pm. CITY OF HIGHWOOD PLANNING & ZONING COMMISSION Public Hearing Wednesday, June 8, 2016 6:30 PM Property in 440 Green Bay Road Question 16-15-213-012 16-15-213-013 16-15-213-014 Owner: City of Highwood Applicant: 440 GBR, LLC Zoning District B-1 Retail Business District Request: Petition for a Planned Unit Development Summary: The Petitioner, 440 GBR, LLC has submitted a petition for a planned unit development. The development is a five story mixed-use development consisting of 2,812 square feet of commercial space and 52 total residential units. The residential units break down into 16 two bedroom units, 8 one bedroom units with a den, and 28 one bedroom units. The site plan demonstrates the development utilizing 82 onsite parking spaces entirely within the building. Staff Review and Comment: In the Downtown Projects Guidebook recently approved by the City of Highwood, these parcels fall within the Green Bay Road District. This district states that “Well established and successful existing businesses should remain, but other uses, such as office and residential buildings, should be considered.” Further in the report, mixed use buildings are recommended for heights of four to seven stories to generate viable development economics. The larger buildings are recommended to be designed in a certain fashion to insure these developments do not overwhelm adjacent properties. The design of the building has been reviewed by a consultant in a separate report. This development assists with multiple goals in the business district, including investment in a vacant lot, adding commercial or office space and providing additional residential density in the downtown core. The added density of 83 units per acre may serve to create additional support to fill these vacancies and increase the feasibility of other sites closer to the train station and downtown core. The greatest challenge with this particular development is the configuration of the existing lot and the current utilities. ComEd has constructed utility poles on the property and the City and developer are working on a plan with them to have them removed or relocated. The site has a unique shape. The lot itself features 200 feet of frontage on Green Bay Road that is attractive for a commercial or office tenant. The lot depth is minimally 132.42 feet on the North and is 181.06 feet deep on the South end, which is sufficient to include 82 parking spaces within the building. The City wants to encourage the developer to maximize parking on the site because of the difficulty of parking in the surrounding area, which requires them to use the entire lot. The consultant hired by the City has recommended that the developer review the possibility of creating an access off the frontage of the property for parking, looking at adding setbacks or reducing parking. Staff believes maximizing parking within the structure is more important than these items. 1 The neighboring Recreation Center already has overflow parking on the property currently and Staff has requested the developer review the possibility of dedicating fifteen parking spaces for the users of the Recreation Center to offset this loss of parking. Alternatively, Staff and the developer have discussed the possibility of allowing an easement on the five foot setback of the property to allow the parking for the Recreation Center to move North, potentially allowing for additional parking near the face of the Recreation Center building. Public Comments Received: No written comments have been received regarding this petition. If the Planning & Zoning Commission considers recommending the granting of a variance the following minimum conditions would be recommended: Conditions: 1. The utility poles must be removed from the property. 2. Engineering plans must be reviewed and approved by the City’s engineer to appropriately address any stormwater concerns on the property. 3. This project must be reviewed by the Appearance Review Committee to ensure compliance with the Appearance Review Code. 4. That the Petitioner shall comply with such other or appropriate requirements imposed by the City for the proposed improvements including but not limited to recommendations of the Appearance Review Committee, City Engineer, City Planner, City Building Consultant and/or City Staff for the construction and maintenance of the proposed improvements on the premises. 5. That the Petitioner pays all costs incurred by the City of Highwood for the zoning proceedings and any costs incurred by the City of Highwood related to the processing, review and enforcement of this proposal. Submitted by Scott Coren, City Manager 2 440 Green Bay Road PETITION for PLANNED UNIT DEVELOPMENT 04 / 26 / 2016 440 GBR, LLC index 1 PLAT OF SURVEY 2 SITE PHOTOS 3 SITE PLAN 4 GROUND FLOOR PLAN 5 SECOND FLOOR PLAN 6 THIRD TO FIFTH FLOOR PLAN 7 EAST & SOUTH ELEVATIONS 8 WEST & NORTH ELEVATIONS 9 RENDERINGS 440 Green Bay Road Highwood, Illinois PLAT OF SURVEY Date: April 26, 2016 440 Green Bay Road SITE PHOTOS Highwood, Illinois Date: April 26, 2016 FIVE-STORY MULTI-FAMILY 5' 0 5'10' 20' 35' 70' 440 Green Bay Road Highwood, Illinois (IN FEET) SITE PLAN Date: April 26, 2016 PROJECT SUMMARY UNIT BREAKDOWN No. of Bedroom Per Floor Total Units 1 Bed 7 Units 28 Units 1 Bed / 1 Den 2 Units 8 Units 2 Bed 4 Units 16 Units total 52 Units COMMERCIAL SPACE 2,812 SQ. FT. 82 Total No. of PARKING SPACES incld'g 4 Handicap 5' 0 5' 10' 20' 35' (IN FEET) 440 Green Bay Road Highwood, Illinois GROUND FLOOR PLAN Date: April 26, 2016 UNIT DATA F NUMBER OF UNIT UNIT AREA G1 BEDROOMS A 2 BED 1244 SQ. FT. B 1 BED/1 DEN 1020 SQ. FT. E C 1 BED/1 DEN 1028 SQ. FT. D 1 BED 799 SQ. FT. H E 1 BED 697 SQ. FT. F 1 BED 707 SQ. FT. G1 2 BED 987 SQ. FT. I H 1 BED 698 SQ. FT. I 1 BED 799 SQ. FT. D J 1 BED 799 SQ. FT. K 1 BED 828 SQ. FT. L 2 BED 1035 SQ. FT. J M 2 BED 1079 SQ. FT. C K B A L M 5' 0 5' 10' 20' 35' (IN FEET) 440 Green Bay Road Highwood, Illinois SECOND FLOOR PLAN Date: April 26, 2016 UNIT DATA F NUMBER OF UNIT UNIT AREA G BEDROOMS A 2 BED 1244 SQ.